11236 N Rain Pt · Inglis, FL 34449

$329,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily public records · 319 Days on market

Built 2007 0.40 ac lot Est $409k · 19% under ↓ 5% since listing

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +7.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape the City – River Access | No HOA | RV Parking | Solar | Private River Access Move in ready 3-bedroom, 2-bath home offers a true escape from city congestion with private access to the Withlacoochee River, providing boating, fishing, and quick access to the Gulf of Mexico just minutes away. Situated on a spacious 0.40-acre lot in Inglis, this property is designed for freedom and flexibility. With no HOA, you can bring your boat, RV, golf cart, and all your outdoor toys. The home features a 50-amp RV hookup, an attached two-car garage, and a detached workshop with electric, offering space for guests, travel, storage, hobbies, or work-from-home flexibility. An enclosed Florida r

Key facts

• Direct gulf access
• Brand-new roof
• Solar panels

Tags

• DIRECT GULF ACCESS
• SOLAR PANELS
• BRAND-NEW ROOF

Property features AI

Exterior

• Parking: Attached 2-car garage; Paved driveway; Private parking; RV access/parking; Boat parking
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One-story; Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: Riverfront property with river access; Level lot; Unimproved road frontage and road surface; No pool

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Dishwasher; Water softener (owned); Water heater
• Bedrooms: Master bedroom downstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Master bedroom on the ground floor; Blinds and window treatments
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#796 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Citrus (rural): math 49% / reading 50% proficiency, ranked #44 of 73 in FL (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 38% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Citrus average; the district grade overstates school quality for this exact location.
• Market conditions: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $13k appreciation (4.0% local appreciation)).
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $408,575
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Risher Ave	0.32mi	3/1.5	1,405 (-5%)	5mo	$275,000	$196	71
28 Rivertrail Dr	0.62mi	3/2.5	1,540 (+4%)	18mo	$426,500	$277	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.38×
• Total profit: $127,002
• Equity at exit: $167,380

10-year hold

• IRR: 23.1%
• Equity multiple: 4.63×
• Total profit: $334,117
• Equity at exit: $274,222

Cash invested: $92,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34449

• Home prices YoY: 1.3%
• Active inventory: 81
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $1,083

Break-even live

Break-even rent $3,030

Max offer price $329,000

Occupancy floor 70%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 River Trail Dr Inglis, FL	3.0	2.5	1540	$4,400	$2.86	21d	1	0.64mi

Listing history 19 events

1. 2026-06-17
   days on market $329,000 Active 319 DOM
2. 2026-06-16
   days on market $329,000 Active 318 DOM
3. 2026-06-15
   days on market $329,000 Active 317 DOM
4. 2026-06-14
   days on market $329,000 Active 315 DOM
5. 2026-06-13
   days on market $329,000 Active 314 DOM
6. 2026-06-09
   days on market $329,000 Active 311 DOM
7. 2026-06-08
   days on market $329,000 Active 310 DOM
8. 2026-06-03
   days on market $329,000 Active 305 DOM
9. 2026-06-02
   days on market $329,000 Active 304 DOM
10. 2026-06-01
    days on market $329,000 Active 303 DOM
11. 2026-05-31
    days on market $329,000 Active 302 DOM
12. 2026-05-30
    days on market $329,000 Active 301 DOM
13. 2026-04-24
    price $329,000
14. 2025-09-24
    status Active
15. 2025-09-24
    historical
16. 2025-09-23
    historical
17. 2025-08-15
    status Active
18. 2025-07-31
    listed $346,999 Active
19. 2025-07-31
    listed $346,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,254 · $105/mo
• Projected year-2 tax: $2,731 · $228/mo
• Expected delta: +$1,476/yr (+$123/mo · 117.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,800
• − Mortgage interest: −$18,429
• − Property taxes: −$1,254
• − Insurance: −$6,764
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$9,571
• Taxable income: $8,334
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $10,990/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Citrus
• NCES district ID: 1200270
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $38,618
• Composite: 41.28/100
• National rank: #3519
• State rank: #44 of 73 in FL

Livability — Inglis

• Score: 61/100
• State rank: #796
• US rank: #18314

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,508

Population outlook (Citrus County) Hauer SSP2

• Today (2025): 138,622 people
• By 2030: 136,886 · -1.3%
• By 2040: 132,009 · -4.8%
• By 2050: 125,196 · -9.7%
• By 2075: 108,570 · -21.7%
• By 2100: 84,454 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Citrus

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.6%
• 2008→2024 swing: -29.8pp toward R · 2008: -16.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+39.7 2012: R+21.9 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 319.0929
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-5.2% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $329,000 RACC
• 2025-09-24 Relisted — RACC
• 2025-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Delisted — RACC
• 2025-08-15 Relisted — RACC
• 2025-07-31 Listed $346,999 RACC
• 2025-07-31 Listed $346,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $1,254 · +7.6% YoY. Source: county tax records.